2019-12-05 Municipal Planning Advisory Committee · 12/5/2019 · Administration: Aaron Leckie,...

NOTICE OF

MUNICIPAL PLANNING ADVISORY COMMITTEE

LOCATION: City Hall Committee Room #225

DATE: Thursday, December 5, 2019

TIME: 9:30 AM

Page

A. ADOPTION OF AGENDA/MINUTES 1. Adoption of Agenda.

2. Minutes of the Municipal Planning Advisory Committee Meeting held

April 4, 2019.

2 - 4

B. AGENDA ITEMS 1. Report to MPAC - Annual Land Use Bylaw Amendments.

5 - 14

2. Report to MPAC - Development Permit Requirements.

15 - 22

3. Report to MPAC - Short Term Rentals Update.

23 - 25

C. ADJOURNMENT 1. Adjournment of Municipal Planning Advisory Committee Meeting held

December 5, 2019.

of 25

Chairperson Recording Secretary

1/3

MUNICIPAL PLANNING ADVISORY COMMITTEE MEETING

The Municipal Planning Advisory Committee Meeting of the City of Camrose was held in the City Hall Committee Room 126, on Thursday, April 4, 2019, with the following persons in attendance:

Committee Members:

Councillor PJ Stasko (Chairperson)

Councillor David Ofrim

Councillor Greg Wood

Mike Forre

Garry Zetsen

Absent: Julie Girard

Administration: Aaron Leckie, Director, Planning and Development Services

Colin McPhee, Senior Development Officer

Jenny Wallace, Legislative Services Coordinator

Chairperson Stasko called the meeting to order at 8:30 p.m.

A. ADOPTION OF AGENDA/MINUTES

A-1 Adoption of Agenda.

MOTION #5/19 Moved by Wood - seconded by Zetsen that the agenda of the Municipal

Planning Advisory Committee Meeting held April 4, 2019 be adopted.

CARRIED

A-2 Municipal Planning Advisory Committee Meeting Minutes held January 9, 2019.

MOTION #6/19 Moved by Ofrim - seconded by Wood that the Minutes of the Municipal

Planning Advisory Committee Meeting held January 9, 2019 be approved.

CARRIED

B. AGENDA ITEMS

B-1 Report to MPAC – Vehicle Mounted Digital Signage

C. MacPhee, Senior Development Officer, spoke to the report regarding vehicle mounted digital signage, and that he wanted to bring this item to MPAC for discussion and direction. He also spoke to enforcement challenges related to this type of signage.

Chairperson Stasko advised that the interested individual had informed him that he would be parking the vehicle with the digital mounted signage on 47th Avenue at certain locations versus

AGENDA ITEM A.2.

Minutes of the Municipal Planning Advisory Committee Meeting held April ... of 25

Municipal Planning Advisory Committee Meeting April 4, 2019


2/3

being mobile. C. MacPhee advised that if the vehicle is parked at certain locations, it would be in contravention of the Land Use Bylaw.

It was the consensus of the committee members that discussion on digital signage be broken down into three categories:

- Vehicle Mounted Digital Signage - Mobile - Vehicle Mounted Digital Signage - Stationary - Stationary Digital Signage in General

Vehicle Mounted Digital Signage – Mobile (Driven on Public Roadways)

The Committee discussed that other large centers such as Calgary are permitting it, and that if it is possible to do then perhaps we need to look at moving forward with this change. There was discussion on the need to talk to the Camrose Police Service, and do more research on how this type of signage is being permitted in other municipalities.

The Committee directed Administration to check into the following:

Talk to the Camrose Police Service, and

Do more research /background on this including checking into the Traffic Safety Act.

Vehicle Mounted Digital Signage – Stationary (Vehicles Used to Display Digital Signs)

Councillor Stasko then spoke about the interested individual that would like to park his vehicle (vehicle mounted digital signage) on 48th Avenue at certain locations for an hour at a time.

G. Zetsen advised that in this case, it would need to meet all the City’s stationary signage requirements.

C. MacPhee once again spoke about the enforcement challenges of keeping on top of this, as it is time consuming and resource intensive. He noted that the Camrose Police Service probably only have so many resources to keep tabs on vehicles moving to different locations. C. MacPhee also noted that if the parked vehicle is moving every 72 hours then it is not an enforcement issue.

The Committee concurred that this type of signage requires a lot of resources/work. The Committee advised Administration not to put a lot of work into this unless the Traffic Safety Act permits this type of signage.

Stationary Digital Signage in General

C. MacPhee also spoke to the enforcement of this type of signage, and that again it takes significant resources.

The Committee concurred that Administration check with the Camrose Police Service, gather background information (i.e. Calgary).

AGENDA ITEM A.2.


Municipal Planning Advisory Committee Meeting April 4, 2019


3/3

B-2 ICON Signage Update

The ICON signage matter was dealt with in general terms under Agenda Item B-1 where the challenges of enforcement related to vehicle based signage was discussed.

C. ADJOURNMENT

C-1 Adjournment of Municipal Planning Advisory Committee Meeting held January April 4, 2019.

Chairperson Stasko declared the meeting adjourned at 9:13 a.m.

Chairperson

Recording Secretary

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AGENDA ITEM B.2.

Aaron Leckie December 5th, 2019

Page 1 of 3

Short Term Rentals: Update

Purpose:

At the December 20th, 2017 and at the November 21st 2018 MPAC meetings, Administration brought forward a report which outlined the potential direct impacts of short-term rentals (STRs). Administration committed to bringing an annual report forward on the status of STRs in Camrose.

Summary:

Internet based businesses such as Airbnb, Vrbo, and Tripping.com have made it possible for people to book short-term accommodations in private residences around the world using their websites and applications. Even more traditional .com booking sites such as expedia, kayak, trivago, and others offer STR options.

While the STR business model provides many benefits to consumers as well the owners of the rental accommodations, as the popularity and number of available rentals has increased, so has the potential for adverse impacts to affect permanent neighborhood residents, as well as the community at large.

STRs represent what is essentially a commercial use, which in a high degree of cases is taking place in residentially zoned neighborhoods. At present, the City of Camrose Land Use Bylaw does not include a use for STRs. As such, existing short-term rental units are illegal.

Background:

As STRs have increased in popularity, many benefits to the consumers, and owners of the rental units have been realized. Vastly increased availability, and variety of STR units, when compared to the traditional hotel / bed and breakfast business model. Greater competition and the increased number of units has resulted in lower prices and greater affordability for renters. Also, the owners of these units realize additional income. Conversely, the proliferation of STR units has brought about issues, which have motivated some

municipalities to regulate them:

Locally unwanted land use. The presence of a STR unit in a residential neighborhood may cause adverse impacts due to additional traffic, increased parking demand and noise.

AGENDA ITEM B.3.

Report to MPAC - Short Term Rentals Update. of 25


Page 2 of 3

Safety. Are the rental accommodations safe and do they comply with applicable building and fire codes? In the absence of regulation, required permitting and business licensing, this cannot be confirmed. In some cases, short-term tenants have cause a great deal of damage to the rental properties.

In tight rental markets, the availability of long term rental units has been in decline due to the greater profit potential of using the units for STR. This in turn, makes it difficult for city residents to find housing.

In some cases, STR locations are operating more or less like small hotels or large rooming houses, which

are generally not compatible uses in a strictly residential area.

A broader concern regarding STR that are operating illegally, is that the owners of STR units are not paying

the taxes (hotel taxes) related to operating a hotel, or legitimate bed and breakfast. This is viewed as

unfair by hospitality industry operators.

Regulatory Models:

A general survey of regulations regarding STR units, revealed that there are many consistent regulatory

tools across these jurisdictions. These regulations are designed to prevent and mitigate adverse impacts

on adjacent residential properties, ensure public safety, cap the number of total STR units, and enable the

collection of hotel taxes. The more common regulations include:

Licensing: STR operators must have a business license and / or permits in place. This enables consumer protection inspections and safety measures to be administered, such as fire inspections and safety code compliance inspections.

Principal Residence Only: STR units may only be rented from the owner’s principal residence. This precludes fully dedicated “commercial” STR facilities from operating, and thus reduce any adverse impacts thereby.

Nuisance Provisions: Rules specific to STRs designed to deal with noise and parking problems are put in place.

Hotel Taxes: A STR operator must collect and pay the same taxes as other hospitality industry operators.

Despite many jurisdictions putting regulations in place, they have proven difficult to enforce, as many STR

renters fail to engage the regulatory processes, and operate with a certain degree of anonymity as a by-

product of the various online rental platforms. (For example, exact addresses of the rentals are not readily

available when merely browsing the available rentals on a website.)

Enforcement of these regulations is also highly resource intensive. However, other jurisdictions do have

licensing, regulation, enforcement programs in place.

AGENDA ITEM B.3.



Page 3 of 3

Regulatory Thresholds in Camrose:

The number of STR listings within City limits continues to grow at a significant pace. However, after

receiving 2 complaints in 2017, there have been no complaints in 2018 or 2019. Administration continues

to receive inquiries regarding potential operation and conversion of dwellings to STRs.

Recommendation:

At what threshold is it appropriate to put regulations in place? Should the City of Camrose be proactive in

this regard?

Some factors to consider:

All STR locations that currently exist in Camrose constitute illegal uses. Putting regulations in place

would permit those that are able to meet them to be brought into compliance, and monitored for

said compliance.

The current number of STR locations, at 25, no longer seems like a minor number. However, only

two complaints have been received and there have been no complaints since 2017.

Enforcement resources are not currently resourced in the Planning & Development Department.

Choosing a specific number of STR locations as a means of triggering regulations is arbitrary, but

may be considered.

Another option is to limit the number of STRs on a neighborhood by neighborhood basis.

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2017 2018 2019

Short Term Rentals In Camrose

AGENDA ITEM B.3.


2019-12-05 Municipal Planning Advisory Committee · 12/5/2019 · Administration: Aaron Leckie,...

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